**Document:** Officer Report **Application:** 25/90745/B — Two-storey side/rear extension with alterations **Decision:** **Decision Date:** **Parish:** Andreas **Document Type:** report / officer_report **Source:** https://planningportal.im/a/33219-andreas-ballaghaue-cottages-extension/documents/1148488 --- # Officer Report **Application No.:** 25/90745/B **Applicant:** Mr Paul Bucuris **Proposal:** Two-storey side/rear extension with alterations **Site Address:** 2 Ballaghaue Cottages Andreas Road Andreas Isle Of Man IM7 4EW **Planning Officer:** Peiran Shen **Expected Decision Level:** Officer Delegation **Recommended Decision:** Permitted **Date of Recommendation:** 01.09.2025 _________________________________________________________________ ## Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions - C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice. Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals. - C 2. Obscure glazing (Pilkington level 5 or equivalent) shall be installed in the following window and shall be maintained as such thereafter; Southeast Elevation - Bathroom Reason: In the interests of neighbouring residential amenities. ## This application has been recommended for approval for the following reason. The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities with proposed conditions. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide. ## Plans/Drawings/Information; This approval relates to the documents and drawing no. 7308-000, 7308-001, 7308-002, 7308003, which have all been received on 4th August 2025. _________________________________________________________________ Right to Appeal None ## Officer’s Report 1.0 THE SITE - 1.1 The site is 2 Ballaghaue Cottages, Andreas Road, Andreas, a semi-detached house located on the east of Andreas Road, close to its north end. The house consists of a two-storey pitched-roof main house, a single-storey flat-roof rear extension, a two-storey pitched-roof rear extension, and a rear dormer. 2.0 THE PROPOSAL - 2.1 The proposal is the extension of the existing two-storey rear extension. The proposed extension would end at the same elevation as that of the single-storey rear extension. There is a new window on the first floor of the southeast elevation. The proposal also includes replacing an existing window on the rear elevation of the two-storey extension with a larger window. ## - 3.0 PLANNING HISTORY 3.1 No previous application is considered materially relevant to this application. - 4.0 PLANNING POLICY Site Specific 4.1 The site is within any area designated for Predominantly Residential Use in the 1982 Development Plan, which means it is considered to be within the countryside. Strategic Policy 4.2 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) PPS and NPD - 4.3 No planning policy statement or national policy directive is considered materially relevant to this application. ### 5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.4 The Residential Design Guide (July 2021) contains the following guidance that are considered materially relevant to the assessment of this current planning application: - o Section 4.6 Rear Extensions - o Chapter 5 Architectural Details - o Chapter 7 Impact on Neighbouring Properties ## - 6.0 REPRESENTATIONS 6.1 Andreas Parish Commissioners have not commented at the time of this report (01.09.2025). 6.2 DoI Highway Services has not commented at the time of this report (01.09.2025). - 6.3 DEFA Ecosystem Policy Officer does not object to this application (19.08.2025). After photos were sent in, it is considered that a bat survey is not necessary. ### 7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the character and streetscene of the area and the amenities of the neighbours. Character and Streetscene 7.2 The extension fits in with the existing design of the house. Therefore, the proposal is not considered to harm the character and streetscene of the area. Neighbouring Amenities - 7.3 Given the small size and location of the proposed extension, it is not considered to have an additional overshadowing or overbearing impact. - 7.4 The new window on the southeast elevation does have an additional overlooking impact. It will be conditioned to be obscured to reduce the overlooking impact to a minimum. ## - 8.0 CONCLUSION 8.1 The proposal is considered to have no adverse impact on the character and streetscene of the area and neighbouring amenities with proposed conditions. Therefore, it is considered to comply with General Policy 2 of the Strategic Plan and the Residential Design Guide and is recommended for an approval. - 9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 9.2 Article A10 sets out that the right to appeal is available to: - o applicant (in all cases); - o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and - o any other person who has made an objection that meets specified criteria. 9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. - 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): - o any appellant or potential appellant (which includes the applicant); - o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; - o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and - o in the case of a petition, a single representative. 9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal. I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal. Decision Made : Permitted Date: 02.09.2025 Determining Officer Signed : C BALMER Chris Balmer Principal Planner #### Customer note This copy of the officer report reflects the content of the office copy and has been produced in this form for the benefit of our online service/ customers and archive record. --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/33219-andreas-ballaghaue-cottages-extension/documents/1148488*